Market Reports
Nashville Market Data
You Can Actually Use.
Honest market reads from a team that actually works these streets. We don't make appreciation predictions and we don't spin the numbers. We tell you what we're seeing — and what it likely means for your decision.
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What We Track Across Middle Tennessee
A note on these numbers
These are representative of recent Greater Nashville Realtors MLS reporting cycles — not a specific month or week. The market moves. For the actual current number on your zip code or neighborhood, ask us. We pull live data on every showing and every valuation.
By County
Middle Tennessee by County
Each Middle Tennessee county functions as its own market. These pages live at a permanent URL and report figures city by city — median sale price, days on market, months of inventory and new-construction share, each with its own as-of period and its own sources. Where we have no sourced number, the page says so instead of estimating one.
Davidson County and the City of Nashville share one consolidated Metro government, so the county line and the city line are effectively the same boundary — with a handful of satellite cities inside it.
See the Davidson County reportWilliamson County sits directly south of Davidson. Franklin is the county seat; Brentwood, Nolensville, Thompson's Station and part of Spring Hill are inside the line.
See the Williamson County reportSumner County sits northeast of Nashville along the north shore of Old Hickory Lake. Gallatin is the county seat; Hendersonville is the largest city.
See the Sumner County reportWilson County sits east of Nashville along the I-40 corridor. Lebanon is the county seat; Mount Juliet is the closest of its cities to Davidson County.
See the Wilson County reportRutherford County sits southeast of Nashville along I-24. Murfreesboro is the county seat and home to Middle Tennessee State University; Smyrna and La Vergne sit closer to Davidson.
See the Rutherford County reportMaury County sits south of Williamson along the Columbia Pike / I-65 corridor. Columbia is the county seat; the northern half of Spring Hill crosses in from Williamson.
See the Maury County reportMontgomery County sits northwest of Nashville on the Kentucky line. Clarksville is the county seat and adjoins Fort Campbell.
See the Montgomery County reportDeep Dives
Latest Market Analysis
Long-form reads on specific submarkets — written by our team, no fluff, no recycled press releases.
Median Home Prices Across Middle Tennessee in 2026: Davidson, Williamson, Sumner, Wilson & Rutherford Compared
A dated, side-by-side look at 2026 median home prices in the five core Middle Tennessee counties — from Williamson's near-million-dollar median to Sumner, Rutherford, Davidson and Wilson — with per-square-foot figures, days on market, and what named forecasters expect next.
Read the ReportFranklin Holds Tightest at $919,585; Nashville Steady at $475,000 — Week of July 6, 2026
A fully-sourced snapshot of Middle Tennessee home prices, days on market, inventory, and new construction across Franklin, Nashville, Gallatin, Murfreesboro, Brentwood and more — every figure dated and cited.
Read the ReportSumner County Market Update 2026: Gallatin at $452K, Goodlettsville Cooling
Gallatin sits at $452K with the county's tightest supply (1.6 months); Goodlettsville is cooling on price as of mid-2026. We do not publish a Hendersonville or a Portland median — the public sources disagree widely for the same month, and for Portland they disagree on direction too — and every other figure here is sourced and dated.
Read the ReportMurfreesboro Leads Middle Tennessee New Construction at 40% Share — 2026 Market Update
Murfreesboro leads Middle Tennessee new construction at roughly 40% of active inventory, with Spring Hill (33% of closings) and Franklin (16.1% of closings) rounding out the top tier as of mid-2026 — every figure below is sourced and dated, with no price predictions.
Read the ReportBrentwood Holds Middle TN's $1M+ Tier, Franklin Moves Fastest at 13 Days — 2026 Luxury Market Update
Brentwood holds the region's true $1M+ tier at $1.44M-$1.6M (April-May 2026) with the strongest appreciation (+8.3% to +16.2% YoY) but the slowest pace outside Nolensville; Franklin moves fastest of the three at just 13-15 days despite a lower $919,585 median; Nolensville sits at $924,318 but is essentially flat YoY with the longest days-on-market. Every figure sourced and dated — no predictions, no steering.
Read the ReportWhich Middle Tennessee Markets Are Cooling vs. Holding in 2026? Franklin and Brentwood Appreciate While Murfreesboro Cools
Franklin (+7.7% YoY), Brentwood (+8.3–16.2%), and Mount Juliet (+4.9–7.6%) are appreciating; Goodlettsville (-5.6%), Murfreesboro (-4.8%), Lebanon (-3.5%), and Smyrna (-3% to -4%) are cooling; Gallatin, Hendersonville, Spring Hill, and Nolensville are holding flat — every figure sourced and dated. Portland was previously listed here as the steepest cooler; that reading is withdrawn because our sources disagree on its direction.
Read the ReportWhich Middle Tennessee Market Sells Fastest in 2026? Franklin at 13-15 Days, Goodlettsville Slowest at 127
Franklin sells fastest in Middle Tennessee at 13–15 days on market (May 2026), while Goodlettsville is slowest at 127 days (March 2026) — every figure below is sourced and dated, with no predictions and no steering.
Read the ReportMiddle Tennessee's Most Affordable Markets Under $450K — 2026 Snapshot
Seven Middle Tennessee towns currently post medians at or under roughly $450K, from Clarksville's $308,000 to Gallatin's $452,000 — with every price, inventory, and days-on-market figure sourced and dated from the team's market-data file. Portland, previously listed here, has been removed: our sources disagree on its median for the same month.
Read the ReportWill Nashville Home Prices Drop or Crash in 2026? Here's What the Major Forecasters Actually Say
A plain-English look at what named, dated forecasters (NAR, Fannie Mae, Zillow, Realtor.com, J.P. Morgan) project for U.S. home prices in 2026, why analysts widely call a crash unlikely, and the current Middle Tennessee data behind the headlines.
Read the ReportIs Now a Good Time to Buy a House in Nashville? A 2026 Look at Rates, Inventory & Negotiating Room
A data-grounded answer for mid-2026: Nashville now has more sellers than buyers, roughly six months of supply, and seller concessions on three out of four sales — giving buyers real leverage even with rates near 6.5%. Here is what the numbers actually say.
Read the ReportTennessee Mortgage Rates Today: What Middle TN Buyers Are Seeing in 2026 (and How Rates Got Here)
A dated snapshot of where Tennessee mortgage rates sit in mid-2026, the 2020-2026 path that got us here, and what named forecasters (Freddie Mac, Fannie Mae, MBA) project next, written for buyers shopping Nashville, Franklin, Hendersonville, and the rest of Middle TN.
Read the ReportWilson County: Q2 2026 Market Report
Mount Juliet, Lebanon, Providence, and the I-40 commuter corridor — Wilson County's Q2 2026 data and what's actually happening in one of Middle TN's fastest-growing counties.
Read the ReportSumner County: Q2 2026 Market Report
Hendersonville, Gallatin, Goodlettsville, White House, and the Old Hickory Lake market — Sumner County Q2 2026 data and what it means for buyers and sellers.
Read the ReportWilliamson County: Q2 2026 Market Report
Brentwood, Franklin, Nolensville, Spring Hill — Williamson County's Q2 2026 data. Pricing power, inventory dynamics, and where the premium market actually sits heading into the second half of the year.
Read the ReportDavidson County: Q2 2026 Market Report
Nashville/Davidson County Q2 2026 data: inventory, median price, days on market, and what the numbers actually say about where buyers and sellers stand heading into the back half of the year.
Read the ReportEast Nashville Investor Report: STR Regulation, Rents, and Current Investment Math
STR regulation shifts and changing rent dynamics are reshaping investment math in East Nashville (zip 37206 and surrounding pockets). Here's the honest read on what investors should know before buying — including the math we run for our investor clients.
Read the ReportFranklin & Westhaven: Where the Williamson County Premium Lives
After a soft Q4 2025, Franklin and Westhaven sellers are seeing multiple offers again on well-priced homes. Here's the honest data behind the current activity, the property-specific factors driving pricing power, and what buyers and sellers should know.
Read the ReportBrentwood Luxury Market: 2026 Mid-Year Snapshot
The $2M+ Brentwood segment behaves differently than the rest of Middle Tennessee. Here's the honest read on what's actually selling at the top of the market, what's sitting, and the property-specific factors driving outcomes.
Read the ReportMetro Nashville: April 2026 Market Report
Inventory continues to normalize after two years of historic lows. Here's what current MLS data shows for buyers and sellers heading into peak season — without the forecasting fluff most reports lean on.
Read the ReportDrill Down
Neighborhood-Level Detail
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